• Open plan kitchen / dining / sitting room with plenty of natural light and a feeling of space. Fitted with oak herringbone flooring, the room flows well from one area to the next.
• Doors out onto the front balcony and rear French doors out into the garden.
• The kitchen has plenty of worktop space along with an integrated double oven and gas hob and room for all other appliances.
• The principal bedroom is a good sized double with room for additional furniture. The ensuite double shower is presented in immaculate order
• Bedroom two is another generous double with a view over the rear garden while bedroom three is a good size single.
• On the ground floor, the garage has been converted to create another useful room. Presently set up as an office / reception room, it could easily be used as a further bedroom.
• Family bathroom comprising bath, separate shower cubicle, toilet and wash handbasin.
• Downstairs cloakroom and a generous understairs cupboard which has several storage units and space for a tumble dryer.
• The rear garden is mainly laid to lawn with a small patio and area of stone by the house. It is south facing and measures 11.2m (36.7ft)long x 6.2m (20.3ft)wide. Outsside tap to the front and rear
• To the front is parking for two / three vehicles
• N.B. Under Section 21 of the 1979 Estate Agents Act we wish to declare a personal interest in this property as the vendor is a relative of an employee of Holland & Odam Estate Agents

A immaculately presented three / four bedroom town house offering versatile accommodation. South facing garden with side access and parking. Just four years old with the remainder of the ten year NHBC warranty left. Extremely well maintained and improved by the present owners, it really is one to view.

**Location**
Wells is the smallest city in England and offers a vibrant high street with a variety of independent shops and restaurants as well as a twice weekly market and a choice of supermarkets including Waitrose. Amenities include a leisure centre, independent cinema and a theatre. Bristol and Bath lie c.22 miles to the north and north-east respectively with mainline train stations to London at Castle Cary (c.11 miles) as well as Bristol and Bath. Bristol International Airport is c.15 miles to the north-west. Of particular note is the variety of well-regarded schools in both the state and private sectors in Wells and the surrounding area.

**Directions**
From central Wells take the A371 towards Cheddar. Leaving Wells, follow the road round to the right and start to go down the hill towards Haybridge. Take the first turning on the right onto Ebbor Gorge Road. Bear right and the property will be found on the right hand side.

**Material Information**
All available property information can be provided upon request from Holland & Odam. For confirmation of mobile phone and broadband coverage, please visit checker.ofcom.org.uk

**Identity Verification**
To ensure full compliance with current legal requirements, all buyers are required to verify their identity and risk status in line with anti-money laundering (AML) regulations before we can formally proceed with the sale. This process includes a series of checks covering identity verification, politically exposed person (PEP) screening, and AML risk assessment for each individual named as a purchaser. In addition, for best practice, we are required to obtain proof of funds and where necessary, to carry out checks on the source of funds being used for the purchase. These checks are mandatory and must be completed regardless of whether the purchase is mortgage-funded, cash, or part of a related transaction. A disbursement of £49 per individual (or £75 per director for limited company purchases) is payable to cover all aspects of this compliance process. This fee represents the full cost of conducting the required checks and verifications. You will receive a secure payment link and full instructions directly from our compliance partner, Guild365, who carry out these checks on our behalf.